Local zoning · Novato
Novato — Landscaping and Screening
Landscaping and Screening under the Novato local zoning and planning code, with the controlling citations.
Last reviewed: July 2, 2026
Overview
This page summarizes what the City of Novato's zoning ordinance requires for landscaping and screening (planting, buffers, fences/walls, parking-lot planting, and tree retention) and where those rules live in the code. It focuses only on the rules in the Novato Zoning Ordinance (Chapter 19) and related site-planning divisions; it does not restate building-code (Title 24) requirements — see the California Building Standards Code for that topic. For a quick orientation to how these rules fit into local approvals, see the Novato zoning & planning overview. The most relevant source sections are in Divisions 19.20, 19.28, 19.30, and 19.39 of the Novato code (citations below).
What the ordinance requires (big picture)
- All development that triggers site or land-use review must submit a landscape and irrigation plan and install the approved landscape before final clearance; landscape plans must generally be prepared by a qualified professional and sized to give immediate effect (minimum container sizes) — see § 19.28.040 and § 19.28.030.
- Where a non‑residential use adjoins a residential zone, a combination of plant material and a decorative masonry wall (minimum six feet high) is required unless the Director approves an alternative — see § 19.20.090.
- Parking areas have specific perimeter and interior planting rules (10-foot street planting strip, minimum trees per linear feet/parking stalls, 5% interior landscaping minimum) — see § 19.30. (Parking & Loading).
- Trees and woodlands on development sites are protected: a strong retention preference (e.g., retain at least 75% of native trees where section applies), replacement ratios, and required long‑term management plans are specified in § 19.39.040.
- Fences and walls have measured height limits, setback rules (10-foot setback from ROW for some higher fences), and design-review triggers for long (>50 ft) or tall perimeter walls — see § 19.20.040 and § 19.20.070.
Where the code refers to site-specific or district-specific development standards, check the applicable zoning district (for example R1, R10, CG, CI, etc.) and any overlay district like D (Downtown) or B (Baylands) — see the table of zoning districts in Article 2 and the overlay rules in Division 19.16.
Note: where the page mentions project review triggers it will also cross‑connect to related local rules such as Novato Development Standards, Novato Parking, Novato Design Review, Novato Overlay Districts, and Novato ADUs.
District-by-district breakdown (how landscaping & screening apply)
The zoning ordinance applies the site‑planning landscaping/screening rules in Division 19.28 and the screening/fence rules in 19.20 across all districts; the differences are mainly in the dimensional standards that govern setbacks, heights, and where landscaping must be located. Below are the most decision‑relevant districts in Novato and what to expect for landscaping/screening in each.
RR (Rural Residential)
- Purpose/typical uses: very low density single‑family and agricultural uses.
- Landscaping/screening emphasis: protection of natural vegetation and scenic views; preserve tree stands and minimize grading as part of landscape design (see § 19.28.040 and hillside provisions in Division 19.26).
- Key dimensional standards: front/rear/side setbacks commonly 30 ft / 30 ft / 25 ft per Table 2‑5; landscaping required where setbacks or open space exist. (See Table 2‑5 / § 19.20.100).
RVL / R1 (Very Low & Low Density Residential)
- Purpose/typical uses: single‑family homes and accessory uses.
- Landscaping/screening emphasis: street trees and front yard landscaping; defensible space and fire‑resistant planting where identified as fire‑prone. § 19.28.040 requires tree spacing and container sizes for new plantings (trees minimum 15‑gallon).
- Key dimensional standards: example R1 setbacks are shown in Table 2‑5 (front commonly See Table 2‑6 but typical front setbacks 20–30 ft); fences/walls in front yard limited by sight distance (§ 19.20.070).
R4 / R5 (Medium‑Density Residential)
- Purpose/typical uses: smaller‑lot single family or townhome forms and duplexes.
- Landscaping/screening emphasis: required common open space landscape and parking lot planting for multi‑unit projects; landscape plans must meet Division 19.28.
R10 (Medium‑Density Multi‑Family) and R20 (High‑Density Multi‑Family)
- Purpose/typical uses: multi‑family developments and apartments. R10 and R20 expect larger multi‑unit projects and therefore stronger site landscaping obligations.
- Landscaping/screening emphasis: multi‑family projects must supply required open space and perimeter landscaping; site trees, irrigation systems, and minimum planter widths (4 ft where trees are placed) are required under § 19.28.040.
- Key dimensional standards: multi‑family tables set side/rear setbacks (often 5–20 ft) and building coverage; parking lot planting and guest parking location rules apply under Division 19.30.
CN / CG / BPO / CI / LIO (Neighborhood, General, Business/Office, Commercial/Industrial, Light Industrial/Office)
- Purpose/typical uses: retail, offices, industrial/service uses.
- Landscaping/screening emphasis: non‑residential uses adjacent to residential zones must provide a planting + solid decorative masonry wall (min. 6 ft) at the parcel boundary unless Director approves an alternative (see § 19.20.090). Parking lots must include perimeter planting (10‑ft street strip) and interior tree ratio (1 tree per 3 parking spaces or 1 per 20 linear feet for perimeter tree spacing) under § 19.30.
CDR / CDB (Downtown Core — Retail & Business)
- Purpose/typical uses: downtown mixed retail/service and business.
- Landscaping/screening emphasis: the Downtown overlay imposes its own special landscape rules; projects also trigger Novato Design Review and may have modified parking and frontage landscaping standards. § 19.16 and the Downtown Specific Plan control specifics.
MU (Mixed‑Use) and PD (Planned District)
- Purpose/typical uses: mixed residential/commercial or master‑planned zones. Landscaping and screening standards default to Division 19.28, but the PD or Master Plan can set alternate standards if adopted. (See § 19.14 / PD rules.)
REI, CF, PL and Special Purpose Districts
- Purpose/typical uses: campuses, community facilities, parks. Apply landscape protections that emphasize habitat and public access; Baylands (B) overlay adds habitat buffers and stricter constraints near wetlands. For Baylands and flood overlay concerns consult Division 19.16.
Quick reference table — most decision‑relevant standards
| Topic | Requirement (summary) | Code Reference |
|---|---|---|
| Screening between non‑residential and residential | Plant materials + decorative solid masonry wall, min. 6 ft high; Director may allow alternatives | § 19.20.090 |
| Fence/wall height & measurement | Height measured from lowest grade; solid fences up to 6 ft in setbacks (with exceptions to 8 ft) and specific ROW setbacks for taller fences | § 19.20.040 / § 19.20.070 |
| Parking perimeter planting | 10 ft planting strip adjacent to street; screen to 36 in; trees at 1 per 20 ft | § 19.30 |
| Parking lot interior planting | Minimum 5% of parking area landscaped; 1 tree per 3 parking spaces | § 19.30.040.H |
| Planter minimum widths | Landscaped areas min 3 ft; where trees are planted min 4 ft interior width | § 19.28.040.A.1 |
| Irrigation | Automatic irrigation required for all landscaped areas except intentionally unirrigated native plantings | § 19.28.040.A.4 |
| Tree retention & mitigation | Minimize removal; retain 75% of native trees where applicable; replacement ratios (often 3:1) and long‑term management plan required | § 19.39.040 |
| Landscape plan required | Plan prepared by qualified person; must show plant lists, hydrozones, irrigation; install before final building inspection | § 19.28.040.B / § 19.28.030.B |
How screening and fences are enforced / review triggers
- A masonry wall plus plant screening between incompatible uses is a prescriptive requirement; the Director can accept alternatives if findings are made (see § 19.20.090).
- Perimeter walls taller than 6 ft and longer than 50 ft next to a public right‑of‑way require Novato Design Review (see § 19.20.040.D.1.b).
- Where projects require grading, use permits, or master plans (e.g., PD or Baylands overlay), landscape and tree retention standards are applied through that discretionary review; verify applicable overlay rules at Novato Overlay Districts.
Practical guidance and interpretation points
- Specify trees at or above the minimum container sizes (trees 15‑gallon minimum unless Review Authority approves otherwise) so plantings achieve immediate screening effect — see § 19.28.040.C.1.b.
- For parking projects, show both the perimeter planting (10‑ft strip) and interior tree layout (1 tree per 3 spaces) on the plan; identify tree species from the City’s accepted list or get Director approval for alternatives — see § 19.30.040.H.
- If you propose less than the masonry wall + plant screen (6 ft), include a comparative exhibit demonstrating equal effectiveness and request a Director waiver under § 19.20.090.A.4.
- For tree removals, plan mitigation on‑site where possible and include long‑term funding/maintenance provisions as required by § 19.39.040.H.
Checklist (what an applicant must submit / satisfy)
- A complete landscape & irrigation plan prepared by a qualified professional showing plant species, container sizes, hydrozones, and irrigation specs (§ 19.28.040.B).
- Location and detail of required screening walls/fences and tree plantings where non‑residential borders residential (§ 19.20.090).
- Parking lot planting plan meeting perimeter and interior requirements (10‑ft street strip; 5% interior area; tree ratios) (§ 19.30.040).
- Tree retention/removal plan and mitigation strategy with long‑term maintenance funding if existing trees are impacted (§ 19.39.040).
- Fence/wall elevations with height measurements from lowest grade and ROW setbacks; note if Design Review is required for tall/long walls (§ 19.20.040).
- Evidence of landscape installation and a signed Landscape Completion Certification prior to final occupancy (§ 19.28.040.H).
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| Director waiver for alternative screening | The Director may approve alternatives to a 6‑ft masonry wall; relying on an unwritten expectation risks denial | Request early Director consultation; document why alternative equals or improves on intent (see § 19.20.090.A.4) |
| District‑specific deviations | PD, Downtown (D), Baylands (B) overlays may impose different landscape rules or require special plans | Verify overlay/mixed‑use plan or Master Plan standards and overlay maps (see § 19.16 and Article 2) |
| Tree retention applicability | § 19.39.040 applies only to projects subject to that Division — not all small projects | Confirm whether the project falls under Division 19.39 (development thresholds may differ); if unclear, Verify with the jurisdiction. |
| Fence height measurement on slopes | Height measured from lowest grade; terraced fences have special measurement rules — measurement error can force rework | Provide sections showing both sides of fence and grade measurements (see § 19.20.040.C) |
| Parking‑lot species list | City-approved parking shade tree list may be required; wrong species can cause plan denial | Confirm the City's accepted species list with the Dept./Director per § 19.30.040.H.6.c |
Plain‑English summary
If you propose new construction or substantial changes in Novato, expect to submit a landscape and irrigation plan that shows trees, shrubs, and irrigation sized and sited to provide immediate screening, to meet parking‑lot planting rules, and to protect retained trees; where your site borders homes you will likely need a 6‑ft masonry wall plus planting unless the City approves an alternative — see § 19.28.040, § 19.30, and § 19.20.090.
Source References
- Novato Zoning Ordinance, Division 19.20 (General property development, fences/walls, screening, setbacks) — § 19.20.040, § 19.20.070, § 19.20.090.
- Novato Zoning Ordinance, Division 19.28 (Landscaping: required areas, standards, irrigation, plan submittal) — § 19.28.030, § 19.28.040.
- Novato Zoning Ordinance, Division 19.30 (Parking & Loading — parking lot landscaping/perimeter rules) — § 19.30.040.
- Novato Zoning Ordinance, Division 19.39 (Tree and woodland retention & mitigation) — § 19.39.040.
- Novato Zoning Ordinance, Article 2 (Zoning districts & district development standards — Table 2‑1 and Table 2‑5) — district names and general development standards.
If you need the exact, verbatim text of any quoted sub‑section for submittal or appeal, use the City’s official ordinance text and coordinate with Planning staff; where something is parcel‑specific, Verify with the jurisdiction.
Sources
Retrieved passages
- Novato Zoning Code (Section 19.20.090) High relevance
- Novato Zoning Code (§ 2) High relevance
- Novato Zoning Code (Section 19.20.040) High relevance
- Novato Zoning Code (Section 19.20.070.D) High relevance
- CBC § 2 (§ 2) High relevance
- CWUIC § 65850.6 (Title 24) High relevance
- Novato Zoning Code (Section 19.42.030.) High relevance
- Novato Zoning Code High relevance
- Novato Zoning Code (§ 2) Medium relevance
- Novato Zoning Code (Section 19.42.030) Medium relevance
- Novato Zoning Code (Section 19.20.070) Medium relevance
- Novato Zoning Code (Article 2) Medium relevance
- Novato Zoning Code (Article 6) Medium relevance
- Novato Zoning Code (Section 19.20.070) Medium relevance
- Novato Zoning Code (Article 2) Medium relevance
- Novato Zoning Code (section number) Medium relevance
Cited sections
- Novato Zoning Ordinance, Division 19.20 (General property development, fences/walls, screening, setbacks) — **§ 19.20.040**, **§ 19.20.070**, **§ 19.20.090**. (§ 19.20.040)
- Novato Zoning Ordinance, Division 19.28 (Landscaping: required areas, standards, irrigation, plan submittal) — **§ 19.28.030**, **§ 19.28.040**. (§ 19.28.030)
- Novato Zoning Ordinance, Division 19.30 (Parking & Loading — parking lot landscaping/perimeter rules) — **§ 19.30.040**. (§ 19.30.040)
- Novato Zoning Ordinance, Division 19.39 (Tree and woodland retention & mitigation) — **§ 19.39.040**. (§ 19.39.040)
- Novato Zoning Ordinance, Article 2 (Zoning districts & district development standards — Table 2‑1 and Table 2‑5) — district names and general development standards. (Article 2)
- Novato_ZoningCode.md
Frequently asked questions
What does Novato require between a commercial site and a neighboring residential property?
Novato requires screening at the parcel boundary consisting of plant materials and a solid decorative masonry or similar durable wall minimum 6 ft tall, architecturally treated on both sides, unless the City Director approves an alternative for specific findings — see § 19.20.090.
How wide do landscape planters need to be in Novato when I want to plant trees?
Landscaped areas must have a minimum interior width of 3 ft, and where trees are planted the minimum interior width is 4 ft; planters less than 10 ft wide with trees require root barriers if located within 5 ft of structures — see § 19.28.040.A.1 and related tree rules.
Do parking lots in Novato have to include trees and what spacing is required?
Yes. Parking lots must include perimeter landscaping (a 10‑ft planting strip adjacent to streets, screening to about 36 inches), and interior planting equal to at least 5% of parking area; tree rates are typically 1 tree per 3 parking spaces interior and 1 tree per 20 linear feet along perimeter strips — see § 19.30.040.
Can I build an 8‑ft fence on my property line in Novato?
Solid fences and walls are generally limited to 6 ft in required setbacks, but solid fences set back more than 3 ft from the side or rear property line may be allowed up to 8 ft, and portions above 6 ft adjacent to side/rear may be open‑design for an additional height allowance — see § 19.20.040 (measurement rules and exceptions).
Are irrigation systems required for required landscaping?
Yes — all landscaped areas except intentionally unirrigated native plantings must have an automatic irrigation system with master control and multi‑station capabilities; systems must avoid runoff and overspray — see § 19.28.040.A.4 and § 19.28.040.E.
What does Novato require if I want to remove mature native trees for development?
The code requires that tree removal be avoided where possible, retain a minimum 75% of native trees where the section applies, provide mitigation replacement (often 3:1 depending on species), and submit a long‑term management plan with funding for maintenance — see § 19.39.040. If uncertain whether this Division applies to your project, Verify with the jurisdiction.
Do I need Design Review for a long retaining wall or perimeter fence?
Perimeter walls or fences taller than 6 ft and longer than 50 ft that adjoin a public right‑of‑way require Design Review under the code; also many projects that alter landscaping significantly will trigger design review — see § 19.20.040.D.1.b and the Design Review applicability table.
Where in the ordinance do I find the zoning district standards that affect landscape requirements?
Zoning district development standards (setbacks, coverage, heights) are in Article 2 (Tables such as Table 2‑5 for residential standards); the landscaping and screening rules that operate across districts are in Divisions 19.28 and 19.20. See Table 2‑1 and Table 2‑5 for districts and standards.
Does Novato allow alternatives to required masonry walls for screening?
Yes. The Director may waive or approve substitutes if they meet the intent, are feasible, or site constraints make a wall infeasible; the decision requires findings under § 19.20.090.A.4. Early coordination with Planning is recommended.
Are there additional landscape rules for Baylands or other overlays?
Yes. Overlay districts (for example B Baylands, D Downtown, F Flood) can impose additional landscape, buffer, and habitat protection requirements that override or complement base district rules; check the overlay provisions and specific plans in Division 19.16 and any adopted Specific Plan.
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